(a) Purpose. Construction plans, based upon the approved Preliminary Plat, and consisting of detailed specifications and diagrams illustrating the location, design, and composition of all improvements identified in the Preliminary Plat phase and required by this Ordinance and other applicable City ordinances, codes and policies, shall be submitted to the City for approval. In addition, any project that necessitates the construction, reconstruction or modification of existing City infrastructure shall also be submitted to the City for approval. The plans shall be kept by the City as a permanent record of required improvements in order to:
(1) Provide better records that facilitate the operation and maintenance of, and any future modifications to existing City infrastructure.
(2) Provide data for evaluation of materials, methods of construction and design.
(3) Provide documentation of approved public improvements to ensure that all such improvements are built to City standards and specifications.
(4) No Final Plat shall be certified by the City, and no construction activities shall commence, until such time as Construction Plans completely describing the on-site and off-site improvements required by this Ordinance and other applicable City ordinances and codes, have been approved by the City Engineer.
(b) Format. Drawings shall be on 24-inch by 36-inch sheets at generally accepted horizontal and vertical engineering scales.
(c) Content. Construction plans shall include all on- and off-site improvements required to serve the proposed development as indicated on the approved Preliminary Plat and in compliance with applicable ordinances, codes, standards and policies of the City, and other applicable governmental entities. All Construction Plans shall be signed and sealed by a registered professional engineer, licensed to practice in the State of Texas, and shall contain or have attached thereto:
(1) Cover Sheet:
(i) The appropriate project name, date, and the name, addresses and phone numbers of the developer, engineer and surveyor, etc.
(ii) A location map showing the relation of the subdivision to streets and other prominent features in all directions for a radius of at least one mile using a scale of one inch equals 2,000 feet. The latest edition of the USGS 7.5-minute quadrangle map is recommended.
(2) Street and Roadway Systems:
(i) The horizontal layouts and alignments showing geometric data and other pertinent design details. The horizontal layout shall also show the direction of stormwater flow and the location of manholes, inlets and special structures;
(ii) Vertical layouts and alignments showing existing and proposed centerline, right and left right-of-way line elevations along each proposed roadway;
(iii) Typical right-of-way cross-sections showing pertinent design details and elevations as prescribed in City standard details and specifications, if any;
(iv) Typical paving sections showing right-of-way width, lane widths, median widths, shoulder widths, and pavement recommendations;
(v) Attendant documents containing any additional information required to evaluate the proposed roadway improvements, including geotechnical information; and
(3) Drainage Improvements:
(i) Detailed design of all drainage facilities as indicated in the Preliminary Plat phase, including typical channel or paving section, storm sewers and other stormwater control facilities.
(ii) Typical channel cross-sections, plan and profile drawings of every conduit/channel shall be shown.
(iii) Existing and proposed topographic conditions indicating one foot contour intervals for slopes less than five percent, two-foot contour intervals for slopes between five percent and ten percent, and five foot contour intervals for slopes exceeding ten percent, and referenced to a United States Geological Survey or Coastal and Geodetic Survey benchmark or monument.
(iv) Attendant documents containing design computations in accordance with this Ordinance, and any additional information required to valuate the proposed drainage improvements.
(v) A copy of the complete application for floodplain map amendment or revision, as required by the Federal Emergency Management Agency (FEMA), if applicable.
(4) Erosion and Sedimentation Controls:
(i) Proposed fill or other structure elevating techniques, levees, channel modifications and detention facilities.
(ii) Existing and proposed topographic conditions with vertical intervals not greater than one foot referenced to a United States Geological Survey or Coastal and Geodetic Survey benchmark or monument.
(iii) The location, size, and character of all temporary and permanent erosion and sediment control facilities with specifications detailing all on-site erosion control measures which will be established and maintained during all periods of development and construction.
(iv) Contractor staging areas, vehicle access areas, temporary and permanent spoils storage areas.
(v) A plan for restoration for the mitigation of erosion in all areas disturbed during construction.
(5) Water Distribution Systems:
(i) The layout, size and specific location of the existing and proposed water mains, pump stations, storage tanks and other related structures, sufficient to serve the proposed land uses and development as identified in the Preliminary Plat phase and in accordance with City standard details and specifications, if any.
(ii) The existing and proposed location of fire hydrants, valves, meters and other fittings.
(iii) Design details showing the connection with the existing City water system.
(iv) The specific location and size of all water service connections for each individual lot.
(v) Attendant documents containing any additional information required to evaluate the proposed water distribution system.
(6) Wastewater Collection Systems:
(i) The layout, size and specific location of the existing and proposed wastewater lines, manholes, lift stations, and other related structures sufficient to serve the land uses and development as identified in the Preliminary Plat has, in accordance with all current City standards, specifications, and criteria for construction of wastewater systems.
(ii) Plan and profile drawings for each line in public rights-of-way or public utility easements, showing existing ground level elevation at centerline of pipe, pipe size and flow line elevation at all bends, drops, turns, and station numbers at 50-foot intervals.
(iii) Design details for manholes and special structures. Flow line elevations shall be shown at every point where the line enters or leaves the manholes.
(iv) Detailed design for lift stations, package plants or other special wastewater structures.
(v) Attendant documents containing any additional information required to evaluate the proposed wastewater system and complete an application for State Health Department approval.
(7) Street Lighting. The location, size, type and description of streetlights according to City standard details and specifications, if any.
(8) Street Signs. The location, size, type and description of street signs according to City standard details and specifications, if any.
(9) Sidewalks. The location, size and type of sidewalks and pedestrian ramps according to City standard details and specifications, if any.
(10) Improvements for Parks, Open Spaces and other Public and Common areas - as identified and/or approved on the Preliminary Plat.
(11) The location, size and description of all Significant Trees (to remain and to be removed), and Replacement Trees to meet the requirements of this Ordinance.
(12) Landscaping and Screening. The location, size and description of all landscaping and screening materials as required by this Ordinance.
(13) Design Criteria. Final design criteria, reports, calculations, and all other related computations, if not previously submitted with the Preliminary Plat.
(14) Cost Estimates. A cost estimate of each required improvement, prepared, signed and sealed by a professional engineer licensed to practice in the State of Texas.
(15) For Resubmittal Applications, in addition to containing the information and documents required by this subsection (c), a transmittal letter that describes how each reason for disapproval of the Construction Plans are being remedied or how each condition of a conditional approval is being satisfied, as applicable, and identifying the location in the Construction Plan application where each remedy or response to a condition can be found. The transmittal letter shall further identify whether any other changes to the application have been made other than those necessary to respond to the reasons for disapproval.
(d) Procedure. After all necessary approvals of the Preliminary Plat have been granted, Construction Plans, together with a completed application form and review fee, shall be submitted to the Director of Development Services or his/her designee for review by City Staff.
(1) Construction Plans may be submitted for review and approval simultaneously with a Final Plat only if the applicant elects to seek approval under the Alternative Review Procedure set forth in Section 2.03 of the Subdivision Ordinance at the time of submittal. Otherwise, the Final Plat shall not be accepted for review or approved until the Construction Plans have been approved. If the Construction Plans and th Final Plat are to be reviewed simultaneously, a complete application for Construction Plans and a complete application for Final Plat must be submitted to the City simultaneously and th Alternative Review Procedure described in Section 2.03 will govern review, processing, and approval of the applications.
(2) City staff shall review all Construction Plan submittals for completeness at the time of application. If in the judgment of the City, the Construction Plan submittal substantially fails to meet the minimal informational requirements as outlined above, it will not be accepted for review.
(3) The City Engineer shall review the Construction Plans to ensure compliance with this Ordinance, and other applicable City ordinances, codes, standards and specifications, and good engineering practices.
(4) For projects located within the City's extraterritorial jurisdiction, the Construction Plans and attendant documents shall be provide to the County for review and approval. The applicant shall be responsible for any additional information required by the County for Construction Plan approval.
(e) Approval. Within thirty (30) days of the Filing Date (or within 60 days of the Filing Date if an extension request has been approved), the City Engineer shall either approve or disapprove the Construction Plans.
(1) If the Construction Plans are disapproved, the City Engineer shall notify the applicant, in writing by the thirtieth (30th) day following the Filing Date, of disapproval, state the reasons for disapproval, and cite to the law or ordinance that is the basis for disapproval. The failure of either the City Engineer to act within thirty (30) days of the Filing Date (or within sixty (60) days of the Filing Date where an extension has been granted), shall be deemed an approval of the Construction Plans, except as otherwise agreed to by the applicant pursuant to Section 2.02.
(2) If Construction Plans are approved, then the City Engineer shall sign the cover sheet of the Construction Plans, returning one signed copy to the applicant and retaining the other signed copy for City records.
(3) The developer should be aware that specific approvals from other agencies may be required.
(4) All improvements shown in the approved Construction Plans shall be constructed pursuant to and in compliance with the approved plans, except as otherwise specifically approved.
(f) Revision. Where it becomes necessary, due to unforeseen circumstances, for corrections to be made to Construction Plans for which approval has already been obtained, the City Engineer shall have the authority to approve such corrections when, in his/her opinion, such changes are warranted and also in conformance with City requirements. Approval of such changes agreed to between the developer and City Engineer shall be noted by initialing and dating by both parties on the two original signed copies of the Construction Plans.
(g) Responsibility. Notwithstanding the approval of any Construction Plans by the Council, Commission or the City Engineer, the developer and the engineer that prepares and submits such plans and specifications shall be and remain responsible for the adequacy of the design of all such improvements; and nothing in this Ordinance shall be deemed or construed to relieve or waive the responsibility of the developer or his/her engineer for or with respect to any design, plans and specifications submitted.
(h) Expiration.
(1) The approval of the Construction Plans shall expire two (2) years after the filing date, unless an extension is granted by the Commission in accordance with this Ordinance.
(2) If the Construction Plans expire, all fees shall be repaid as if the Construction Plans were initially being submitted.
(i) Extension. The developer may apply for an extension, in writing, prior to the end of the initial two (2) year period, stating reasons for needing the extension and demonstrating pursuit of approvals for a Final Plat in accordance with this Ordinance. Upon receipt of this written request, the Commission may, at its discretion, grant up to a one-year extension.
(Ord. 2022-002, passed 4-19-2022)